I was notified yesterday by my mortgage broker that my Gravesend lawyer is not on the bank Conveyancing panel. What can I do to check?
You need to call your Gravesend lawyer directly. It is reasonable to expect your lawyer to inform you what has happened. If they are not on the panel they may recommend you to a Gravesend conveyancing firm that is on the conveyancing panel for your mortgage company.
A colleague advised me that in buying a property in Gravesend there could be a number of restrictions as to what one can do in terms of external alterations to the property. Is this right?
There are a number of properties in Gravesend which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Gravesend should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have a mortgage with Co-operative for my property in Gravesend. Conveyancing was finalised some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Co-operative?
Co-operative must be informed of your intention in advance of renting your property as this is likely to be a breach of Co-operative’s mortgage conditions. It may be that Co-operative will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. You need not do this via a Co-operative conveyancing panel solicitor.
I had an offer accepted on a house in Gravesend on 5/3/2025, valuation was booked 2 days after, all came back fine. Solicitor appointed, so all that was missing was my mortgage offer. Having made daily calls to UBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the UBS conveyancing panel. Are UBS entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Just acquired a semi-detached house in Gravesend , how long will it take for the Land Registry to deal with the formalities evidencing my ownership? My Gravesend conveyancing solicitor works at snail pace, so I want to be sure that my name is registered.
There is nothing unique about conveyancing in Gravesend registration formalities. Rather than based on location, timescales can adjust depending on who lodges the application, whether it is in order and if the Land registry need to notify any 3rd parties. As of today in the region of 80% of such applications are completed within two weeks but occasionally there can be extensive delays. Historically registration takes place once the buyer is living at the premises therefore 'speed' is not typically top priority but where it is urgent that the the registration takes place urgently then you or your lawyers should speak with the land registry and explain the circumstances.
The estate agent has sent us the confirmation of our purchase of a new build flat in Gravesend. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Gravesend
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please confirm the Lease plans are architect prepared.
Due to the advice of my in-laws I had a survey completed on a property in Gravesend prior to instructing lawyers. I have been informed that there is a flying freehold aspect to the house. The surveyor advised that some lenders tend not grant a loan on such a premises.
It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. If you contact us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Gravesend. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Gravesend to see if the conveyancing will be more expensive.
I work for a busy estate agent office in Gravesend where we see a few flat sales jeopardised as a result of short leases. I have been given contradictory information from local Gravesend conveyancing solicitors. Can you clarify whether the vendor of a flat can commence the lease extension formalities for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Gravesend Leasehold Conveyancing - Sample of Queries before Purchasing
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How many years remain on the lease? You should want to find out as much as possible about the company managing the block as they will affect your use and enjoyment of the property. As the proprietor of a leasehold property you are often in the clutches of the managing agents both financially and when it comes to day to day matters like the upkeep of the communal areas. Enquire of other people if they are happy with their management. Finally, investigate as to the dates that the maintenance fees are due to the managing agents and specifically what it includes. The answer will be important as a) areas could result in problems in the building as the common areas may begin to deteriorate if services remain unpaid b) if the leasehold owners have an issue with the running of the building you will want to have complete disclosure